1925 Sandy Creek Dr · Semmes, AL 36575

$179,000

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 27 Days on market

Built 1980 0.58 ac lot Est $216k · 17% under

---

Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Endless possibilities await in Semmes! This 3-bedroom, 2-bath brick home offers 1,364 square feet of living space on a peaceful property designed for enjoying the outdoors. Major improvements have already been completed, including a new roof, HVAC system, and water heater in 2021, giving you a solid foundation while leaving room to add your own cosmetic updates and flooring choices. The home's practical layout features an eat-in kitchen and an indoor laundry room conveniently located off the carport. The primary bedroom features an ensuite bathroom and a walk-in closet. A spacious deck and patio overlook the large, private backyard, creating the perfect setting for morning coffee, weekend g

Key facts

• Water heater
• Eat-in kitchen
• Indoor laundry room

Tags

• NEW ROOF
• HVAC SYSTEM
• WATER HEATER
• EAT-IN KITCHEN
• INDOOR LAUNDRY ROOM
• ENSUITE BATHROOM

Property features AI

Exterior

• Parking: Carport (2 spaces)
• Utilities: Cable available; Electricity available (110V and 220V); Natural gas available; Water available; Sewer: public/other
• Home design: Residential single family home; Located in the Ponderosa subdivision
• Construction: Brick 4 sides construction; Built in 1980; Slab foundation; Shingle roof
• Exterior features: Other exterior features; Back yard fence; Greenhouse; Guest house; Other outbuildings; No pool or spa; Property has a view

Interior

• Kitchen: Dishwasher; Double Oven; Gas Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (0.7% below list).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.3% in Semmes — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#311 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Mobile County (urban): math 15% / reading 39% proficiency, ranked #81 of 129 in AL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Allentown Elementary School (math 31% / reading 59%, grade D-, #169 of 627 statewide, top 27%, 776 students, 53% FRL); Semmes Middle School (math 8% / reading 35%, grade F, #185 of 257 statewide, top 73%, 1,318 students, 68% FRL); Mary G Montgomery High School (math 13% / reading 18%, grade F, #211 of 305 statewide, top 69%, 1,965 students, 53% FRL).
• Market conditions: 185 active listings in the ZIP; 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $215,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1837 Sandy Creek Dr	0.12mi	3/2.0	1,313 (-4%)	0mo	$227,500	$173	88
1850 Wagon Wheel Dr	0.30mi	3/2.0	1,370 (+0%)	3mo	$210,000	$153	83
9380 Sagebrush Ct	0.28mi	3/2.0	1,419 (+4%)	0mo	$167,500	$118	80
1779 Ranch House Dr	0.25mi	3/2.0	1,325 (-3%)	6mo	$225,000	$170	79
1820 Wagon Wheel Dr	0.34mi	3/2.0	1,341 (-2%)	3mo	$190,000	$142	79
1835 Corral Dr	0.14mi	3/2.0	1,219 (-11%)	2mo	$205,000	$168	74
9365 Chisholm Ct	0.36mi	3/2.0	1,452 (+6%)	1mo	$220,000	$152	72
9143 Prairie Dr	0.41mi	3/2.0	1,422 (+4%)	5mo	$190,000	$134	69
1679 Wagon Wheel Dr	0.47mi	3/2.0	1,227 (-10%)	2mo	$195,000	$159	60
2070 Sky Vista Dr W	0.56mi	3/2.0	1,487 (+9%)	1mo	$185,000	$124	58
9395 Settlers Cir	0.56mi	3/2.0	1,468 (+8%)	4mo	$232,000	$158	58
9736 Sky Vista Dr	0.57mi	3/2.0	1,528 (+12%)	0mo	$259,000	$170	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,571
• Equity at exit: $26,689

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $20,793
• Equity at exit: $15,477

Cash invested: $50,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36575

• Home prices YoY: -21.8%
• Active inventory: 185
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $338

Break-even live

Break-even rent $1,351

Max offer price $179,000

Occupancy floor 76%

Sensitivity live

Price	-10% $439	-5% $388	+0% $338	+5% $287	+10% $236
Rent	-10% $197	-5% $268	+0% $338	+5% $408	+10% $478
Rate	-1.0pp $428	-0.5pp $383	base $338	+0.5pp $291	+1.0pp $244

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $179,000 Pending 27 DOM
2. 2026-06-17
   days on market $179,000 Active 27 DOM
3. 2026-06-16
   days on market $179,000 Active 26 DOM
4. 2026-06-15
   days on market $179,000 Active 25 DOM
5. 2026-06-14
   days on market $179,000 Active 23 DOM
6. 2026-06-13
   days on market $179,000 Active 22 DOM
7. 2026-06-10
   days on market $179,000 Active 20 DOM
8. 2026-06-09
   days on market $179,000 Active 19 DOM
9. 2026-06-08
   days on market $179,000 Active 18 DOM
10. 2026-06-07
    days on market $179,000 Active 17 DOM
11. 2026-06-05
    days on market $179,000 Active 14 DOM
12. 2026-06-03
    days on market $179,000 Active 13 DOM
13. 2026-06-02
    days on market $179,000 Active 12 DOM
14. 2026-06-01
    days on market $179,000 Active 11 DOM
15. 2026-05-31
    days on market $179,000 Active 10 DOM
16. 2026-05-30
    days on market $179,000 Active 9 DOM
17. 2026-05-21
    listed $179,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $644 · $54/mo
• Projected year-2 tax: $734 · $61/mo
• Expected delta: +$90/yr (+$7/mo · 13.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,338
• − Mortgage interest: −$10,027
• − Property taxes: −$644
• − Insurance: −$895
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,207
• Taxable income: $1,150
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $3,777/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mobile County
• NCES district ID: 0102370
• Math proficiency: 15% ▼ -28.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $42,455
• Composite: 22.9/100
• National rank: #8002
• State rank: #81 of 129 in AL

Livability — Semmes

• Score: 60/100
• State rank: #311
• US rank: #19360

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,444

Population outlook (Mobile County) Hauer SSP2

• Today (2025): 415,303 people
• By 2030: 411,755 · -0.9%
• By 2040: 399,670 · -3.8%
• By 2050: 382,616 · -7.9%
• By 2075: 337,353 · -18.8%
• By 2100: 283,391 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Vietnamese 1%

Political lean MEDSL · Mobile

• 2024 margin: R (+16.4) · D 41.3% · R 57.7%
• 2008→2024 swing: -7.7pp toward R · 2008: -8.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+11.9 2016: R+13.9 2012: R+9.3 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.58%
• Current HPI: 217.5112
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

2 events — show timeline

• 2026-06-17 Pending — GCMLS AL
• 2026-05-21 Listed $179,000 GCMLS AL